Chapter 8.72
LANDSCAPING AND FENCING REGULATIONS
8.72.010 Purpose.
The purpose of this Chapter is to establish landscaping and fencing regulations.
Intent. The Intent of this Chapter is to:
A. Enhance the aesthetic appearance of developments in all areas of the City by providing standards relating to quality, quantity and functional aspects of landscaping and landscape screening;
B. Increase compatibility between residential and abutting commercial and industrial land uses;
C. Reduce the heat and glare generated by development; and
D. Protect public health, safety, and welfare by minimizing the impact of all forms of physical and visual pollution, controlling soil erosion, screening incompatible land uses, preserving the integrity of neighborhoods, and enhancing pedestrian and vehicular traffic and safety.
8.72.020 Preliminary Landscaping Plan.
A. Submittal. A Preliminary Landscaping Plan shall be submitted as required on the Application Submittal Checklists prepared by the Director of Community Development.
B. Consistency with site plan and architectural plans. The Preliminary Landscaping Plan shall be consistent with the site plan and architectural plans for the project.
C. Content. The Preliminary Landscaping Plan shall meet the intent of this Chapter by exhibiting a generalized design layout which adequately demonstrates the desired landscaping program in terms of location of proposed landscaping and hardscape, a generalized plant palette with the location, size, and name of proposed plants and trees (both common and botanical), fencing location and materials, and any additional information as required by the Director of Community Development. The Preliminary Landscaping Plan shall provide the Director of Community Development with a clear understanding of the character, massing, and site compatibility of the landscaping program, prior to the preparation of the Final Landscaping and Irrigation Plan.
8.72.030 Final Landscaping and Irrigation Plan.
Where required by a condition of approval of a permit, a Final Landscaping and Irrigation Plan shall be prepared and submitted for approval by the Director of Community Development prior to applying for a Building Permit or a Grading Permit, whichever comes first. The Final Landscaping and Irrigation Plan shall conform to the following:
A. General Standards.
1. Compatibility. Whenever possible, landscaping should complement existing landscaping on neighboring properties to ensure compatibility.
2. Contents. The Final Landscaping and Irrigation Plan shall contain, but not be limited to, the following:
a. Hardscape and fencing.
b. Irrigation Plan.
c. Location of all plants. All plants must be clearly labeled and numbered.
d. Other information. The plan shall include any other information deemed necessary by the Director of Community Development.
e. Plant list. Both common and botanical.
f. Size. The sizes of all plants shall be shown.
g. Water elements.
3. Drought-Tolerant/Native Species. Landscape design and construction shall emphasize drought-tolerant and/or native species whenever possible.
4. Existing Trees. Existing mature Bay, Cypress, Maple, Oak, Redwood, and Sycamore trees shall be preserved in non-residential zoning districts if they are over 24 inches in diameter measured 4 feet 6 inches above natural grade. However, trees meeting the above criteria may be removed on a limited basis with the permission of the Director upon submittal of an Arborist’s report which determines that the tree is in poor health and not likely to survive; if the trees constitute a high fire hazard or a threat to persons, structures, or property; or, if they impede public works projects. Trees to be removed shall be shown on the Final Landscaping and Irrigation Plan and detailed on a tree inventory chart on that plan.
5. Group Plantings. Tree and shrub plantings should be grouped together in order to create strong unified character.
6. Groundcover. Groundcover shall be spaced to achieve 100% coverage within three years.
7. Harmony. Landscape designs shall be in harmony with the surrounding environment.
8. Inorganic Groundcover or Bark. When inorganic groundcover or bark is used, it shall be in combination with live plants and shall be limited to an accent feature or mulch.
9. Installation. Trees shall be installed in conformity with City of Dublin Standard Plans.
10. Irrigation System. All commercial, industrial, and multi-family landscaping shall have an automatic irrigation system.
11. Landscape Architect. Landscaping Plans shall be prepared by a landscape architect registered to practice in the State of California for all projects proposing 5,000 square feet or more of landscaping, unless waived by the Director of Community Development.
12. Landscaped Building Edges. An attractive landscape edge should be established at the base of buildings. Avoid paved edges at the base of structures as much as possible.
13. Landscaping Required. Landscaping shall be installed pursuant to this Chapter for all single family residences between the public right-of-way and the residence and for all multi-family, commercial, industrial and public developments.
14. Maturity. Landscaping should be sized so that it has a mature appearance and fills in its location on the plan within six years of planting.
15. Mow Strips. Concrete mow strips are required to separate all turf areas from other landscaped areas for all non-residential developments.
16. Overall Design. Landscaping and open spaces shall be designed as an integral part of the overall site plan design. Landscaping and open spaces shall enhance the building design, enhance public views and spaces, provide buffers and transitions, and provide screening.
17. Property Rights of Adjacent Property Owners. Trees and shrubs should be planted so that at maturity they do not damage adjacent property, block views of or sunlight to adjacent property owners, or otherwise limit the use of their property.
18. Service Lines. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, aqueducts, or conduits.
19. Signage Visibility. Trees shall be planted so that at maturity they provide visual access to signage in commercially zoned areas. This can be accomplished by planting to provide “view corridors”, by using low-growing trees, trees with high canopies, or trees with more transparent canopies.
20. Size Of Plant Materials. The sizes of plant materials selected shall be limited to those which have the best chance of survival for a minimum of three years. The use of specimen trees is encouraged in certain situations when the survival of that tree can be assured.
21. Streetscape Planting. Streetscape planting shall occur along all freeways and six lane and eight lane arterials in order to define and separate development projects. Streetscape planting shall be compatible with that of nearby development projects. This landscaping shall be compatible with screening requirements set forth in Section 8.72.030.B, Screening Requirements, and in Section 8.76.070.A.19, and 8.76.070.B.6, Off-Street Parking and Loading Standards.
22. Street Tree Species. Street tree species shall conform with City of Dublin Standard Plans.
23. Survival. All trees installed shall survive for a minimum of one year and all shrubs installed shall survive for a minimum of three years from the date of final approval of the building permit of the last unit of a development. All dead plants shall be replaced with like species during those intervals.
24. Traffic Visibility Area. No fence, wall, hedge, sign or other structure, shrubbery, mounds of earth, or other visual obstruction over 30 inches in height above the nearest street curb elevation shall be erected, placed, planted, or allowed to grow within a Traffic Visibility Area. The foregoing provision shall not apply to public utility poles; trees trimmed (to the trunk) to a line at least 6 feet above the level of the intersection; saplings or plant species of open growth habits and not planted in the form of a hedge, which are so planted and trimmed as to leave at all seasons a clear and unobstructed crossview; supporting members of appurtenances to permanent structures existing on the date this Chapter becomes effective; and official warning signs or signals.
25. Tree Damage To Improvements. Trees planted near sidewalks, bicycle paths, curbs, gutters, and similar improvements shall be of a species and installed in a manner (such as with root guards or root barriers) which prevents physical damage to those improvements.
26. Tree Standards. Trees planted in the public right-of-way should be long-lived (minimum life expectancy of 60 years), clean, require little maintenance, be structurally strong, insect and disease resistant, and require little pruning.
27. Utility Areas. Utility areas shall be screened from roadways and walkways with landscaping.
28. Wall Plantings. Walls 6 feet or higher shall be planted with vines and shrubs to provide shadow and patterns, and to discourage graffiti. Trellises are encouraged.
29. Walkways. A system of walkways independent of driveways shall provide safe pedestrian access from public rights-of-way to every dwelling unit and to all commonly used open spaces. Walkways shall have a minimum width of 4 feet.
B. Screening Requirements.
1. Requirement. Every new development shall provide sufficient screening along side and rear lot lines so that neighboring properties are effectively shielded from any adverse visual impacts of that development or so that the new developing use shields itself from existing potential visual impacts from uses already in operation.
2. Screening Requirements Table. Table 72-1 sets forth the type of screening method required between various uses in order to provide a mechanism to buffer potential negative visual impacts. To determine the type of screening required (Type A, B, or C), find the use in the “Developing Use” column which is similar to the proposed use to be developed and follow that line across the page to its intersection with the type of use(s) that adjoins the property to be developed. For each intersecting square that contains a letter, the developer is required to install the level of screening indicated.
3. Types Of Screening. The three basic types of screens that are required by Table 72-1 are as follows:
a. Opaque Screen, Type A. A screen that is opaque from the ground to a height of at least six feet, with intermittent visual obstruction (trees or large plants) from the opaque portion to a height of at least 20 feet. An opaque screen may be composed of a wall, fence, or densely planted vegetation. Compliance of planted vegetative screens will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. The opaque portion of the screen must be opaque in all seasons of the year. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than 10 feet wide. Suggested planting patterns are shown in Figure 72-1.
b. Semi-Opaque Screen, Type B. A screen that is opaque from the ground to a height of 3 feet, with intermittent visual obstruction (trees or large plants) from above the opaque portion to a height of at least 20 feet. The semi-opaque screen is intended to partially block visual contact between uses and to create a strong impression of the separation of spaces. The semi-opaque screen may be composed of a wall, fence, landscaped earth berm, or planted vegetation. Compliance of planted vegetative screens will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. At maturity, the portion of intermittent visual obstructions should not contain any completely unobstructed openings more than 15 feet wide. Suggested planting patterns are shown in Figure 72-1.
c. Broken Screen, Type C. A screen composed of intermittent visual obstructions from the ground to a height of at least 20 feet. The broken screen is intended to create the impression of a separation of spaces without necessarily eliminating visual contact between the spaces. It may be composed of a wall, fence, landscaped earth berm, planted vegetation or existing vegetation. Compliance of planted vegetative screens or natural vegetation will be judged on the basis of the average mature height and density of foliage of the subject species, or field observation of existing vegetation. The screen may contain deciduous plants. Suggested planting patterns are shown in Figure 72-1.
d. Interpretation. The screening requirements set forth in this section may be interpreted with some flexibility by the Director of Community Development in the enforcement of standards. It is recognized that because of the wide variety of types of developments and the relationships between them, it is neither possible nor prudent to establish inflexible screening requirements. Therefore, minor deviations may be granted to allow less intensive screening, or requirements for more intensive screening may be imposed, whenever such deviations are more likely to satisfy the intent of this Section.
4. Separation of Zoning Districts. Where the side or rear yard of a use in a commercial or industrial zoning district abuts a residential zoning district, those side or rear yards shall be screened from uses in that residential zoning district with an Opaque Screen, Type A.
5. Separation of Non-Conforming Uses. whenever a residential lot is occupied by a non-conforming commercial or industrial use, the side and rear yards shall be screened with an Opaque Screen, Type A.
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ADJACENT EXISTING OR PERMITTED USE |
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DEVELOPING USE |
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5 |
6 |
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8 |
9 |
10 |
11 |
12 |
13 |
14 |
15 |
16 |
17 |
18 |
19 |
20 |
21 |
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1 |
One and two family residences |
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2 |
Multi-family residences |
A |
C |
C |
A |
B |
A |
C |
C |
A |
A |
A |
A |
A |
A |
B |
A |
B |
B |
A |
A |
A |
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3 |
Mobile/Manufactured home subdivision |
B |
B |
C |
A |
B |
A |
C |
C |
A |
A |
A |
A |
A |
A |
B |
A |
B |
B |
A |
A |
A |
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4 |
Community care facility (Small) |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
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5 |
Community care facility (Large) |
A |
B |
B |
A |
C |
B |
C |
C |
A |
C |
A |
A |
A |
A |
A |
A |
B |
A |
A |
C |
A |
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6 |
All office use including medical |
A |
B |
B |
A |
A |
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C |
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A |
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7 |
Community clubhouse |
A |
A |
A |
A |
A |
B |
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A |
A |
A |
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8 |
Community facilities (totally enclosed within a structure) |
A |
A |
A |
A |
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B |
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A |
C |
C |
B |
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B |
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9 |
Community facilities (not totally enclosed within a structure) |
A |
A |
A |
A |
A |
A |
A |
A |
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A |
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A |
A |
A |
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C |
A |
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10 |
Hospital/Medical center over 10,000 sq. ft. |
B |
B |
B |
B |
B |
C |
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A |
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A |
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C |
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11 |
Auto rentals, repairs, sales, service, storage, service station |
A |
A |
A |
A |
A |
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A |
A |
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A |
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B |
A |
A |
A |
B |
B |
B |
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12 |
Commercial parking lot/garage, vehicle storage, auction yard |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
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A |
A |
A |
B |
B |
B |
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13 |
Day care center |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
A |
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14 |
Eating and drinking establishment |
A |
A |
A |
A |
A |
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C |
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A |
C |
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C |
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C |
C |
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15 |
Hotel/Motel |
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C |
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A |
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C |
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A |
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16 |
Equipment/storage/ salvage/impound yard |
A |
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A |
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17 |
Recreational facility |
A |
A |
B |
B |
B |
C |
C |
C |
C |
C |
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A |
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18 |
Retail sales |
A |
A |
A |
A |
A |
C |
B |
B |
B |
A |
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A |
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19 |
Recycling facility |
A |
A |
A |
A |
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A |
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20 |
Manufacturing (substantially indoors) |
A |
A |
A |
A |
A |
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B |
A |
A |
A |
C |
C |
A |
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A |
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B |
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21 |
Manufacturing (substantially outdoors) |
A |
A |
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A |
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Figure 72-1
C. Setback And Parkway Treatment Standards.
1. Compatibility. Provide a design to ensure compatibility with established parkways, including a sensitive transition between diverse landscape types and patterns, and/or public and private property.
2. High Level Of Development Quality. Setback and parkway areas shall be properly designed and landscaped in order to establish a high level of development quality while providing for neighborhood identity where appropriate. The design shall utilize street tree plantings with complementary landscape materials.
3. Mounding And Berms. Incorporate mounding and berms where appropriate, with landscaped slopes not exceeding a 3:1 ratio, or three feet in height.
D. Corner Treatment Standards. New developments involving corner lots shall incorporate corner treatment standards as follows:
1. Commercial developments. Corners in commercial developments shall be landscaped. Landscaping should incorporate significant landscape and water features, including specimen trees, coordination with wall breaks or openings, and special “city entry” image treatment whenever appropriate. Maintenance will not be provided by the City. The design shall ensure that any corner landscape plan conforms with the Traffic Visibility Area requirements of this Chapter to protect public safety.
2. Residential developments. Corners at intersections in residential developments where both streets have a design ADT (Average Daily Traffic) of 4,000 or more shall be landscaped. Maintenance will not be provided by the City. The design shall ensure that any corner landscape plan conform with the Traffic Visibility Area requirements of this Chapter to protect public safety.
8.72.040 Installation of Landscaping.
All landscaping shall be healthy and viable at installation, and shall be properly installed and irrigated prior to issuance of a Final Building Permit.
8.72.050 Maintenance of Landscaping.
Landscaping shall be maintained as follows:
A. Maintenance. Maintenance of approved landscaping shall consist of regular watering, mowing, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants, and the repair and replacement of irrigation systems and integrated architectural features.
B. Standard Plant Material, Irrigation System and Maintenance Agreement. Prior to the issuance of a Final Building Permit for all non-residential development projects, the developer shall file a signed copy of a Standard Plant Material, Irrigation System and Maintenance Agreement with the Director of Community Development. The agreement shall address plant installation, replacement, irrigation, maintenance, and irrigation system installation.
8.72.060 Tree Removal/Replacement.
Where the majority of trees in a parking lot (or proposed parking lot) in a multi-family, commercial, office, or industrial development area are proposed to be removed for any reason or for the purpose of increasing visibility for signage, that removal or replacement shall be pursuant to Site Development Review. Removal of trees in phases shall not relieve the property owner of this obligation.
8.72.070 Conformity With Water Efficient Landscape Regulations.
All landscaping shall conform to the requirements of the Water Efficient Landscape Regulations.
8.72.080 Fencing, Walls, and Hedges.
Fencing and walls constructed, and hedges planted, according to Section 8.72.030.B, Screening Requirements, when required by a condition of approval, when required by the Municipal Code, or when built by a property owner shall be constructed as follows:
A. Fence, Wall, and Hedge height requirements (see Figure 72-2).
1. Agricultural and Residential Zoning Districts.
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AREA |
MAXIMUM PERMITTED HEIGHT |
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a. |
Front Yard. |
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4 feet |
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b. |
Side Yard. |
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6 feet |
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c. |
Street Side Yard. |
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6 feet |
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d. |
Rear Yard. |
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6 feet |
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e. |
Traffic Visibility Area. |
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2 feet 6 inches |
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f. |
Outside of required yard. |
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8 feet |
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AREA |
MINIMUM PERMITTED HEIGHT |
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g. |
Exterior wall of residential development |
6 feet |
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h. |
Abutting a non-residential zoning district. |
6 feet |
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2. Commercial and Industrial Zoning Districts.
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AREA |
MAXIMUM PERMITTED HEIGHT |
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a. |
Front Yard. |
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4 feet |
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b. |
Side Yard. |
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8 feet |
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c. |
Street Side Yard. |
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8 feet |
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d. |
Rear Yard. |
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8 feet |
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e. |
Traffic Visibility Area. |
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2 feet 6 inches |
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f. |
Outside of required yard. |
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8 feet |
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AREA |
MINIMUM PERMITTED HEIGHT |
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g. |
Abutting a residential zoning district. |
6 feet |
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h. |
Outdoor storage areas visible |
10 feet (Commercial) 12 feet (Industrial) |
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B. Exceptions to fencing, walls, and hedges requirements.
1. Buildings abutting property lines. Fencing is not required along any lot line where a building wall at least 6 feet high is immediately adjacent to the lot line.
2. Site Development Review. A fence or wall may have a height of up to 12 feet where permitted by a Site Development Review.
3. Lattice Screen. A fence or wall in a Side Yard, Street Side Yard, or Back Yard in a residential zoning district may be extended an additional 2 feet (8 feet total height) through the use of a framed wooden lattice capable of admitting not less than 50% light. Solid Plexiglas inserts are not permitted.
4. Location adjustment. Where property line fencing is required, and where the Director of Community Development determines that all requirements of this Ordinance will be met, the location may be adjusted so the fencing may be constructed at or within the setback line, provided the areas between the fence and the property lines are landscaped or retained in natural vegetation.
5. Modification/Waiver. The fencing requirements of this Section may be modified or waived by the Director of Community Development if he/she determines that specific characteristics of the site or site vicinity would make required fencing unnecessary or ineffective.
6. Municipal Code. Where a different height or location is required by the Municipal Code.
C. Measurement of height. The height of a fence, wall, or hedge shall be measured upward from the finished ground level beneath it except as otherwise provided in Section 8.72.030.A.24, Traffic Visibility Area. Where a fence is being built upon a retaining wall, the height shall be measured from the highest adjacent finished ground level.
D. Fence/wall design standards for residential, commercial, or industrial developments.
1. Articulation. All exterior fences/walls around developments and abutting public rights-of-way shall have articulated planes by providing a 24-inch by 8-foot long landscaped recession for every 50 feet of continuous wall.
2. Caps/base. All exterior fences/walls around developments and abutting public rights-of-way shall have a cap designed along the top and a base designed along the bottom that provide an attractive visual top and foundation for the fence/wall.
3. Materials and finish. Materials and finish shall be continuous and uniform within a given fence/wall. The finish shall be equally attractive on both sides of a fence/wall. Where walls of different materials or finish are adjacent to each other, the fence/wall being installed should integrate a transition to the existing fence/wall.
4. One type of fence/wall design. Only one type of exterior and one type of interior fence/wall design shall be permitted on any development site unless allowed by a discretionary permit.
5. Pilasters. Walls shall be constructed with pilasters provided at every change in direction, every 5 feet difference in elevation and at a frequency to the satisfaction of the Director of Public Works. Each pilaster shall be capped with a decorative feature.
E. Prohibited fence materials.
The use of barbed wire, electrified fence, razor wire fence, or other similar material as determined by the Director of Community Development, in conjunction with any fence, wall, or hedge, or by itself within any zoning district, is prohibited unless permitted by a Conditional Use Permit, or required by a law or regulation of the City, the State, or the Federal Government. Rev. Ord. 1-19 (January 2019)
F. Chain link fencing.
Vinyl-coated Chain link fencing is permitted as follows:
1. C-2, M-P, M-1 and M-2 zoning districts. Chain link fencing is permitted along a Side Lot Line if behind the Front Yard setback and along a Rear Lot Line, in the C-2, M-P, M-1 and M-2 zoning districts, if planted with vegetation of sufficient density and height to screen the fence from adjacent parcels and public areas. The vegetation screening the fence shall be maintained in such a manner that the entire fence is completely opaque. The use of slats instead of vegetation is not permitted.
2. Construction sites/vacant properties. A 6 foot high chain link fence (not vinyl coated) may be located around a construction site or vacant property but shall be removed from locations where not permitted at the time of occupancy.
3. Tennis courts, swimming pools, playgrounds. Chain link fencing may be used to enclose tennis courts, swimming pools, playgrounds.
4. Conditional Use Permit/other laws or regulations. Chain link fencing may be permitted pursuant to a Conditional Use Permit, or if required by a law or regulation of the City, the State, or the Federal Government.